04-17-2023 Planning Commission Packet

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FILE#LA23-000008 April 17,2023 Page 3 of 7 Applicable Regulations: Lot Area Variance (Section 78-350) Zoning Code Section 78-72 provides options for the redevelopment of lots which do not meet the minimum area or width requirements for the respective zoning district. Substandard properties within the Shoreland Overlay District,such as the subject lot, are able to be redeveloped without variances if specific standards are met;such as: 1. All setback requirements can be met; 2. A Type 1 sewage treatment system consistent with Minnesota Rules, chapter 7080, can be installed or the lot is connected to a public sewer; and 3. The impervious surface coverage meets all hardcover location and square footage restrictions of this chapter and the total square footage of hardcover does not exceed 25 percent of the entire lot area. 4. All other zoning district standards can be met. The applicant's request for variances results in the property's inability to conform to all of the standards above.Therefore, a lot area variance is required in order to redevelop the property.The ability to develop the property consistent with other existing developed properties in the neighborhood would be limited if the area variance is not granted. Average Lakeshore& 75-foot Lakeshore Setback Variances (Section 78-1279) Much of the existing home is situated lakeward of the average lakeshore setback and within the 75-foot lakeshore setback.The applicant is proposing to demolish the existing home and rebuild on the existing foundation.The proposal includes an expanded footprint for an attached garage within the 75-foot lakeshore setback on the southern end of the property.The proposed 900 square foot attached garage will be located where an existing detached, 745 square foot garage exists today.The applicant is proposing a slight increase in square footage within the 75-foot setback with a total of 1,805 square feet of home to be within the 75-foot lake setback.While the proposal does not include any expanded footprint in front of the average lakeshore setback line,the proposed home will be significantly taller than the existing home, which will add massing within the ALS. The applicant has explained that the taller home is in part due to an increased roof pitch allowing for better insulation and ability to shed snow,which is currently an issue with the existing home.The expanded footprint is depicted on the survey in Exhibit C and the additional massing added can be clearly seen in the volume comparisons found in Exhibit G.The home will stand approximately 7 feet taller than the existing home.The additional footprint within the 75-foot setback is approximately 155 square feet. Hardcover Variance (Section 78-1680) The property is approximately 0.66 acres in a one acre minimum zoning district.The existing hardcover on the property is just over the Tier 1 maximum of 25%total hardcover.The proposed development of the property will reduce the overall hardcover and bring the lot into compliance with the hardcover limitation. The proposed total hardcover will be 23.68%. However, City Code Section 78-1680 does not allow hardcover(except for lake stairs, landings, etc.)with the 75-foot lakeshore setback. Much of the existing home and two decks serving the home are located within the 75-foot setback.The applicant is proposing to keep and rebuild on top of the existing foundation and keep the existing decks.The applicant is requesting a variance to allow a total of 2,849 square feet of hardcover within the 75-foot lake setback, where none is permitted. Rear Setback Variance (Section 78-330) The existing home is situated on the property 24.6 feet from the rear property line.The required rear yard/street yard setback per the LR-1B District is 30 feet.The applicant is proposing to demolish the existing home and to rebuild on the existing foundation. The applicant is choosing to expand the footprint